9847 Morey Hill Rd · Putney, GA 31705

$73,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 83 Days on market

Built 1980 1.47 ac lot $51/sqft · 59% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime opportunity for investors or DIY enthusiasts seeking a peaceful retreat in Mitchell County, GA. Nestled on a spacious, private, 1.47 acre lot with mature trees, this property combines serenity of rural living with significant potential to add value! Whether you are looking to flip, rent, or create your own custom country home, this property provides the ideal foundation! Home is liveable but does need floor coverings. Call today for a showing!

Key facts

• Custom country home
• Spacious lot
• Mature trees

Tags

• SPACIOUS LOT
• MATURE TREES
• CUSTOM COUNTRY HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#234 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Mitchell County (rural): math 8% / reading 11% proficiency, ranked #167 of 174 in GA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.1%/yr); 128 active listings in the ZIP; lower-income renter base — watch delinquency; 25 units permitted in Mitchell County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mitchell County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.57%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (median comp): $176,880
• List price: $73,000
• Delta: -58.73%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.54×
• Total profit: $31,378
• Equity at exit: $10,885

10-year hold

• IRR: 43.5%
• Equity multiple: 6.14×
• Total profit: $105,136
• Equity at exit: $6,312

Cash invested: $20,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31705

• Home prices YoY: -20.1%
• Rents YoY: 8.1%
• Active inventory: 128
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $572

Break-even live

Break-even rent $565

Max offer price $73,000

Occupancy floor 51%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $73,000 Active 83 DOM
2. 2026-06-18
   days on market $73,000 Active 82 DOM
3. 2026-06-17
   days on market $73,000 Active 81 DOM
4. 2026-06-16
   days on market $73,000 Active 80 DOM
5. 2026-06-15
   days on market $73,000 Active 79 DOM
6. 2026-06-14
   days on market $73,000 Active 77 DOM
7. 2026-06-13
   days on market $73,000 Active 76 DOM
8. 2026-06-10
   days on market $73,000 Active 74 DOM
9. 2026-06-09
   days on market $73,000 Active 73 DOM
10. 2026-06-09
    price $73,000 Active 72 DOM
11. 2026-06-08
    days on market $78,000 Active 72 DOM
12. 2026-06-07
    days on market $78,000 Active 71 DOM
13. 2026-06-05
    days on market $78,000 Active 68 DOM
14. 2026-06-03
    days on market $78,000 Active 67 DOM
15. 2026-06-02
    days on market $78,000 Active 66 DOM
16. 2026-06-01
    days on market $78,000 Active 65 DOM
17. 2026-05-31
    days on market $78,000 Active 64 DOM
18. 2026-05-30
    days on market $78,000 Active 63 DOM
19. 2026-05-05
    price $78,000 453-char remark

    Show marketing remark (453 chars)

    Prime opportunity for investors or DIY enthusiasts seeking a peaceful retreat in Mitchell County, GA. Nestled on a spacious, private, 1.47 acre lot with mature trees, this property combines serenity of rural living with significant potential to add value! Whether you are looking to flip, rent, or create your own custom country home, this property provides the ideal foundation! Home is liveable but does need floor coverings. Call today for a showing!

20. 2026-04-27
    price $82,000 453-char remark

    Show marketing remark (453 chars)

    Prime opportunity for investors or DIY enthusiasts seeking a peaceful retreat in Mitchell County, GA. Nestled on a spacious, private, 1.47 acre lot with mature trees, this property combines serenity of rural living with significant potential to add value! Whether you are looking to flip, rent, or create your own custom country home, this property provides the ideal foundation! Home is liveable but does need floor coverings. Call today for a showing!

21. 2026-04-13
    status Active 453-char remark

    Show marketing remark (453 chars)

    Prime opportunity for investors or DIY enthusiasts seeking a peaceful retreat in Mitchell County, GA. Nestled on a spacious, private, 1.47 acre lot with mature trees, this property combines serenity of rural living with significant potential to add value! Whether you are looking to flip, rent, or create your own custom country home, this property provides the ideal foundation! Home is liveable but does need floor coverings. Call today for a showing!

22. 2026-03-20
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Prime opportunity for investors or DIY enthusiasts seeking a peaceful retreat in Mitchell County, GA. Nestled on a spacious, private, 1.47 acre lot with mature trees, this property combines serenity of rural living with significant potential to add value! Whether you are looking to flip, rent, or create your own custom country home, this property provides the ideal foundation! Home is liveable but does need floor coverings. Call today for a showing!

23. 2026-03-03
    listed $84,000 Active 453-char remark

    Show marketing remark (453 chars)

    Prime opportunity for investors or DIY enthusiasts seeking a peaceful retreat in Mitchell County, GA. Nestled on a spacious, private, 1.47 acre lot with mature trees, this property combines serenity of rural living with significant potential to add value! Whether you are looking to flip, rent, or create your own custom country home, this property provides the ideal foundation! Home is liveable but does need floor coverings. Call today for a showing!

24. 2024-12-23
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $395 · $33/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$277/yr (+$23/mo · 70.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,461
• − Mortgage interest: −$4,089
• − Property taxes: −$395
• − Insurance: −$365
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,124
• Taxable income: $6,015
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $5,417/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mitchell County
• NCES district ID: 1303690
• Math proficiency: 8% ▼ -19.00%
• Reading proficiency: 11% ▼ -16.00%
• Median HH income: $36,119
• Composite: 7.87/100
• National rank: #9927
• State rank: #167 of 174 in GA

Livability — Putney

• Score: 65/100
• State rank: #234
• US rank: #13458

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dougherty County · 89,040 people
• Metro: Albany, GA
• Population (ZIP): 30,791
• Household income: $42,972
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1933.0

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 20,489 people
• By 2030: 19,310 · -5.8%
• By 2040: 16,971 · -17.2%
• By 2050: 14,616 · -28.7%
• By 2075: 9,435 · -54.0%
• By 2100: 5,424 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Mitchell

• 2024 margin: R (+16.3) · D 41.7% · R 58.0%
• 2008→2024 swing: -12.3pp toward R · 2008: -4.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+10.5 2016: R+9.9 2012: R+0.9 2008: R+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.46%
• Current HPI: 152.4574
• Rent YoY: ▲ 8.10%
• Metro: Albany, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+56.0% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $78,000 TABRMLS
• 2026-04-27 Price Changed $82,000 TABRMLS
• 2026-04-13 Relisted — TABRMLS
• 2026-03-20 Pending — TABRMLS
• 2026-03-03 Listed $84,000 TABRMLS
• 2024-12-23 Sold (Public Records) $50,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $395 · -40.4% YoY. Source: county tax records.